SR-04-10-2012-8BCity Council Meeting: April 10, 2012
Agenda Item: 8-5
To: Mayor and City Council
From: David Martin, Director of Planning and Community Development
Subject: Discussion of Concept Plans for a proposed Development Agreement
11DEV -009 for a six -story hotel (Hampton Inn & Suites by Hilton)
consisting of 138 guest rooms, and 78,750 SF of floor area.
Address: 501 Colorado Avenue
Applicant: OTO Development
Recommended Action
Staff recommends the City Council:
1. Discuss the applicant's Development Agreement proposal and provide direction
regarding the appropriateness of the site development and potential community
benefits;
2. Initiate the Development Agreement negotiation and review process between the
City and Developer.
Executive Summary
The applicant, OTO Development, is proposing that the City consider a Development
Agreement to permit a new hotel located at 501 Colorado Avenue. The project involves
the construction of a six -story building that would include 138 guest rooms, 78,750
square feet of floor area, and between 80 -100 parking spaces within a two -level
subterranean parking garage. The project site consists of three contiguous parcels with
a total of 22,500 square feet located on the northeast corner of 5th Street and Colorado
Avenue. The site is currently developed with a 3 -story office building with surface and
subterranean parking.
The developer is also proposing a separate hotel development agreement (11 DEV -010,
Courtyard by Marriott) at 1554 5th Street, which is located directly across the street from
the Hampton Inn site on the northwest corner of 5th Street and Colorado Avenue. Both
projects are proposed with similar densities on the same sized parcels. Although filed
through separate Development Agreement applications as the projects are being
proposed on separate parcels and would be functionally independent with different
operators, staff recommends that the Council review and consider the projects together
from a contextual standpoint.
Conceptual Design: 1554 5 }" Street (Courtyard by Marriott) + 501 Colorado Avenue (Hampton Inn)
Pursuant to the City's Interim Zoning Ordinance No. 2356 (CCS) ( "IZO "), this project
requires approval of a Development Agreement since it exceeds 32 feet in height and is
located in the Downtown.
The proposed use is consistent with the property's C3C zoning and Downtown Core
land use designation. Project compliance is limited to the Land Use and Circulation
Element (LUCE), while other aspects of the project such as height, floor area ratio,
setbacks, and other standard zoning requirements would be established by the
Development Agreement. The applicant proposes a Development Agreement to obtain
guaranteed development rights in exchange for community benefits.
Staff recommends that the Council focus on the following items in considering this
matter and provide comments on:
a. Appropriateness of the project as a development agreement
b. Compatibility with the neighborhood context
c. Consistency with the Land Use and Circulation Element
d. Consideration of alternatives
e. Identification of negotiating points
f. Discussion of desirable community benefits
If a Development Agreement is initiated, the negotiations between the applicant and the
City should:
1) Achieve a building layout and design with uses that are consistent with the
LUCE, with an emphasis on ground floor pedestrian orientation and uses,
building mass, scale, and neighborhood compatibility of new construction.
2) Identify community benefits such as a well- designed pedestrian- oriented ground
floor with amenities and uses that support the anticipated growth of pedestrian
activity in the immediate area, streetscape design including expanded sidewalks,
and a downtown transportation and circulation infrastructure improvement
contribution.
3) Identify Transportation Demand Management measures to reduce single -
occupant vehicle trips.
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Background
The project site consists of three contiguous parcels with a total of 22,500 SF located on
the northeast corner of 5th Street and Colorado Avenue in the WC downtown overlay
commercial district. The site is occupied by an existing three -story office building that is
46' in height with 21,600 square feet, and 69 parking spaces. Adjacent uses along 5th
Street and Colorado include residential, retail, service, and restaurant commercial.
Existing structures in the area range in building height, however adjacent residential
buildings along the north side of Colorado Avenue range from 52 to 60 feet in height.
The project site is '/2 block east from the Santa Monica Place, and across the street
from the future light rail terminus station at the corner of 4th Street and Colorado
Avenue.
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Existing Project Site(s) Intersection: Northwest + Northeast Corners of 5th Street & Colorado Avenue
Discussion
Development Agreements are negotiated contracts between the City and an applicant
that specify the design details and requirements of a project. The purpose of this "float -
up" review is to enable a pro- active preliminary discussion with the City Council
regarding the proposed land use, project design, compatibility, and potential community
benefits of the project, and to evaluate whether the City shall proceed with Development
Agreement negotiations. The Council's recommendations will inform staff and the
developer on project development and development agreement negotiations.
Project Description
The proposed conceptual project involves a six - story, 72 foot tall hotel including 138
guest rooms, 78,750 square feet of floor area, and between 80 -100 parking spaces
within a two - .level subterranean parking. Vehicular access would be provided along 5tn
Street. The ground floor consists of typical hotel uses including lobby operations, a
breakfast room /lounge (for continental breakfast with food prep /pantry area, no table
service), kitchen, offices, and laundry facilities. The ground floor would also have a
small retail market where guests and the general public can purchase pre - packaged
food, drinks, snack items, sundries, periodicals, and pre - packaged beer and wine. In
addition, approximately 1,600 square feet of commercial retail tenant space is proposed
along Colorado Avenue that would provide visitor or transit serving uses. The second
floor consists of guest rooms, meeting room facilities, an open -air pool /spa and sun
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deck, and exercise room. Guest rooms and associated support areas are located on
floors 3 -6.
Review of Conceptual Building Design
During float -up review of the project, the Planning Commission expressed concerns with
the project's design, specifically the conceptual style and ground floor design and uses.
The Commission's design comments primarily emphasized building design unique to
Santa Monica, the surrounding context, and its location as a "gateway" entry into the
city by motorists and pedestrians. Additionally, the hotel's proximity to the station and
terminus of the Exposition light rail route was also emphasized. Specifically, the
Commission commented that the building should include a stronger pedestrian- oriented
ground floor design with commercial uses and open space (expand existing sidewalks)
that would serve future light rail passengers and Esplanade pedestrians. In response to
staff and Commission comments, the applicant has re- evaluated the initial project
design and revised the project's design concept. Further, the applicant has expressed a
willingness to continue to work with staff, the community, Planning Commission, and the
Council to further develop and refine these concept plans. Below is the project's initial
design, followed by the revised schematic drawing of the new conceptual design's
building shape and form.
Initial Conceptual Rendering at Planning Commission Hearing
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Updated Conceptual Design (unrefined)
The proposed building design is modern /contemporary. Specific colors, siding,
windows, and overall materials have not been refined as the project is currently in early
stages of re- design. Conceptually, the revised project design seeks to visually engage
the building with light rail passengers, pedestrians, and motorists arriving into the
downtown. The corner element would consist of a larger building volume to provide a
sense of importance, which is a design theme consistent with the street wall design of
the downtown area. The 5th Street elevation would include a screen wall system that
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would mimic an "unwrapping" surface of the building viewed from the street corner.
This design feature helps provide a sense of entry into the downtown northbound along
5th Street. The Colorado Avenue elevation includes windows encased by a large box
frame that projects from the plane of the structure, providing variation to the side of the
building. An open -air pool/ spa area consists of a sun -deck patio and fire pits that
overlook 5th Street. This design feature would provide a connection between the
building and 5th Street and would further enhance the pedestrian aesthetic. The pool
and spa with sun -deck would dramatically sit over the main driveway entrance to the
hotel, and the open volume above the area would connect to the internal central
courtyard. The overall design concept is a departure from the previous project design
that was considered by the Planning Commission, and staff believes the project has
improved in its conceptual style.. However, refinements are still necessary, and staff
would continue to work with the applicant on furthering improvements to the ground
floor and overall project design.
Pedestrian Oriented Design
The ground floor design incorporates a variety of glazing surfaces, open space, and
seating areas adjacent to the public sidewalk. The ground floor storefront is setback +/-
5 feet from the property line, providing a total of approximately 15 feet (Colorado
Avenue) and 18 feet (5th Street) of open space between curb to building. However,
considering the future increase of pedestrian activity in the area due to the light rail and
Esplanade projects, staff recommends a minimum distance of 20 feet of open
space /sidewalk width between curb and building for the subject property. The open
space would be designed with outdoor seating and for passive use by pedestrians. The
ground floor would have a floor to floor height of 20 feet, and a +/- 1,600 square feet of
commercial retail is proposed along Colorado Avenue that would provide visitor or
transit serving uses. Staff would continue to work with the applicant on the ground floor
design to ensure that the space appropriately serves the needs of the future light rail
and Esplanade projects.
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5th I Colorado Ave. Street Corner Elevations
Building Size I Compatibility
The building is six stories, approximately 72 feet in height, which exceeds the CK
height requirements (56' max) by 16 feet, but would be consistent with the general plan.
Both the Hampton Inn and Courtyard hotel buildings are comparable in height, scale,
mass, and size. The building is designed with a u- shaped configuration with an internal
courtyard that opens to the adjacent commercial property to the north (surface parking
lot). This design configuration provides internal guest rooms with windows, and
although there is no building currently developed along the shared common property
line, the design would provide open space and building relief for future developments.
The proposed building height is higher compared with nearby buildings, however based
on the building's shape and form, and because the building is surrounded by two streets
and an alley, the overall size of the building appears compatible. As mentioned, the
adjacent property to the north is currently developed with a surface parking lot. The
residential building across the 5th Court alley (1548 6th Street) is 6 stories, 60 feet in
height, and the property across the alley on the northeast corner of 6th Street and
Colorado Avenue is currently developed with a one -story commercial building (general
office). The residential building on the southeast corner of 5th and Colorado
(Community Corp.) is 5 stories, 52 feet in height. The proposed building would provide
a stronger street wall presence, which would visually define the south edge of the
downtown area and enhance the significance of the intersection as a gateway entrance
into the downtown.
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Parking I Vehicular Access
The two -level subterranean garage would be constructed over all three parcels, and is
designed with access from 5t" Street. The garage would provide approximately 95
vehicular parking spaces for hotel guests, which would include self -park and valet
service. The applicant proposes to provide 16 bicycle parking spaces distributed
between the vehicular lobby (short -term) and the subterranean garage (employee).
Pursuant to City Parking Standards, the project requires approximately 146 parking
spaces and is therefore non - compliant with parking standards. The applicant
anticipates a lower parking demand than City parking standards suggest due to the
project's close proximity to the future light rail station. Moreover, a Transportation
Demand Management plan would be established that would reduce the parking demand
generated by the proposed hotel. Currently, the applicant does not propose public
parking or shared use of parking facilities.
Planning Commission Action
The Planning Commission conducted a public hearing on this proposal on December
14, 2011. The Planning Commission generally supported the hotel uses at the subject
sites, stating the need for mid - ranged priced lodging in the City. In addition to the
design comments previously mentioned in this report, the Commission conveyed the
importance of consistency with the LUCE, future Downtown Specific Plan, MTA Light
Rail and Colorado Esplanade designs, and expressed concerns with possible
construction concurrent with the light rail project. The Planning Commission voted to
recommend that a Development Agreement be formally initiated, provided that the
applicant addressed the Commission's concerns related to project design, and
considered a provision that would provide a living wage for hotel employees, prior to
Council's float -up review of the project. A summary of key Planning Commission
comments are provided below. A complete list of Planning Commissioners' comments
is provided in Attachment B.
Project Design
The Commission expressed a variety of concerns with the overall design concept,
conveyed the importance of building design as it relates to Santa Monica, and the
significance of the property location as a "gateway' site(s) for future Esplanade
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pedestrians and motorists, which demands a strong building design. The Commission
believed the design did not display the unique or distinctive quality that the site requires,
did not establish a gateway and street corner presence, and lacked ground floor
pedestrian- orientation. The Commission recommended that the ground floor design
and uses both enhance and be consistent with the light rail and Colorado Esplanade
projects. Additional design comments included providing adequate ground floor open
space to expand adjacent sidewalks (and at the street corner), and accommodating
ground floor retail uses that support future light rail passengers and Esplanade
pedestrians (such as cafes, newsstands, etc.).
Living Wage
The Commission recommended that the developer provide a living wage for hotel
employees. The applicant has considered this request, and is committed to work with
staff during DA negotiations to incorporate an appropriate living wage component into
both hotel projects.
LEED Certification I Hotel Operations
The Commission recommended that the hotel be designed and constructed to achieve
a minimum LEEDO Silver Certification (or equivalent status), and that both projects be
designed and operated to reduce levels of energy consumption and water usage. The
Commission recommended that the applicant proactively research existing Santa
Monica hotels regarding sustainable operations. The applicant has committed to
providing a LEEDO Silver Certified (or equivalent status) building for both projects.
Community Benefits
The Commission provided recommendations on community benefits that are further
detailed in the next section.
Community Benefits
The LUCE identifies five priority categories of community benefits:
- Affordable and Workforce Housing
- GHG Emissions and Future Congestion Reduction Requirement
- Community Physical Improvements
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- Social and Cultural Facilities
Historic Preservation
Considering these categories, the following is a list of potential community benefits to
initiate the Council's discussion on this topic:
1. Downtown Transportation and Circulation Infrastructure Contribution. A
transportation and circulation infrastructure contribution to the City would
support a range of transportation and pedestrian improvements to the
Downtown area. Improvements may include light rail infrastructure,
implementation of the Santa Monica Bike Action Plan, and anticipated
streetscape improvements. The Planning Commission recommended a
substantial Downtown Transportation and Circulation Infrastructure Contribution
to support a variety of improvements in the downtown area.
2. Urban Design /Physical Improvements. Considering the project location on a
prominent Downtown street corner that would have considerable pedestrian
activity, providing additional space for pedestrian activity along Colorado
Avenue and 5th Street would improve existing sidewalk conditions and
pedestrian circulation. Currently, the sidewalks are 10 feet on Colorado
Avenue and 12 feet on 5th Street. Based on the anticipated pedestrian activity
along these streets, wider sidewalks and street corner space would create a
more comfortable pedestrian environment in what will be a downtown activity
hub.
3. LEEDO Silver Certification. Staff and the Commission recommended that the
developer design and construct the project to achieve a minimum LEEDO Silver
certification as established by the LEEDO Rating System, or a demonstrated
equivalent sustainable design status. The applicant has committed to providing
a LEEDO Silver Certified (or equivalent status) building for both projects.
4. Transportation Demand Management Program. Staff and the Commission
recommended that the program should include, but not be limited to, the
following measures:
Provision requiring Metro passes for hotel employees.
Flex -car parking spaces on -site for car - sharing programs.
• Secured bicycle parking for employees, including shower and
locker facilities.
Shared bicycle program that would include available bicycles on-
site that could be utilized (at no cost) by employees and hotel
guests for use in the downtown area. Bike operations could be
managed by the hotel's valet parking operations.
Use of shuttle vehicles for guests to provide transportation for hotel
guests to places in Santa Monica to help reduce vehicular trips in
the area.
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The Commission commented on whether this site would be an appropriate
location to provide additional parking for public use and shared parking,
considering the site's proximity to the future light rail station and Colorado
Esplanade, however did not provide a specific recommendation. Council may
want to discuss whether providing additional parking at this site (shared
parking) would be appropriate or beneficial in light of the anticipated growth of
pedestrian activity in the immediate area.
5. Local Hiring Provision. Staff and the Commission recommended a local hiring
provision to facilitate hiring local workers during construction and for hotel
operations. Moreover, hospitality training for area students could be
considered. The applicant has agreed to provide a local hiring provision.
The project community benefits would be negotiated during the Development
Agreement process based on comments and direction from the Planning Commission
and City Council. Staff recommends that the Council consider the adequacy and level
of potential benefits to be negotiated in this process.
Zoning Ordinance and LUCE Consistency
C3C Zoning District
The CK zoning district establishes property development standards which govern the
height, bulk, and mass of buildings. Furthermore, this zoning district was established to
provide for a concentration of retail and cultural uses, in addition to complementary uses
such as hotels. The development standards for the district are intended to permit a
greater amount of floor area per parcel in efforts to encourage an increase in the mix of
activity in the area, while ensuring that development is pedestrian- oriented in character.
Development standards in the CK district allow for a baseline maximum height of 4
stories and 56 feet in height, and a baseline floor area ratio of 2.5. Although the
underlying zoning requirements provide guidance on size and massing in the context of
a Development Agreement, the Agreement would establish the development standards
of the project that would be negotiated in light of the ongoing discussion on permanent
standards for the Downtown, in relation to the Specific Plan. Below is a comparison of
the current district development standards and the proposed project:
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Develop. Standard
CK Requirement
Proposed Project
Non-Compliance
FAR
2.5 3.5 GP
3.5
+1.0
Height
56' -0" 84' GP
72' -0"
+ 16' -0"
Stories
4 Stories
6 Stories
+ 2 stories
Parking
146
80 -100
- 46 -66 spaces
Building Stepbacks
31'-45'= 9' average
46' -56'= 18' average
5` Street: Built to
Property Line
5 Street: No
Ste back Provided
The proximity of the project site to the light -rail terminus station, and the potential of the
general area to be a more transit and pedestrian- oriented downtown destination are
important considerations when determining the appropriate size of the project. From an
urban design perspective, these factors suggest that increased density at this location
may be appropriate to maximize use of light rail transit, and to accommodate the
anticipated increase of pedestrian and visitor by providing lodging in this area of the
downtown.
LUCE Consistency: Downtown Core
The project is located in the Downtown Core land use designation and within the LUCE
Downtown District. The LUCE vision for the Downtown Core seeks to maintain and
enhance the Downtown area as a thriving, mixed -use urban environment in which
people can live, work, be entertained, and be culturally enriched. The Downtown Core
designation and District allows for the broadest mix of uses and activities, and seeks to
provide new hotel projects in the area.
The current project is consistent with the 1984 LUCE for the Downtown which limits
development to 84 feet in building height and a floor area ratio of 3.5. Provided that the
Council recommends the City initiate a Development Agreement with the developer, the
project would need to be consistent with these standards for the Downtown, which are
incorporated by reference into the current LUCE. Both the project and the development
of the Downtown Specific Plan would proceed concurrently, with consistency, monitored
and reviewed by staff throughout each step in the process.
The proposed Development Agreement must be consistent with the objectives, policies,
general land uses and programs specified in the general plan and any applicable
specific plan. The project is consistent with LUCE Policy D7.1 of the Downtown District,
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in that the proposed project balances a broad mix of uses that creates dynamic activity
in both the daytime and evening hours including hotel uses in the Downtown. The
project is also consistent with LUCE Policy D1.4 of the Downtown District which
encourages new hotels and other visitor - serving uses in the Downtown. Goal D8 seeks
to ensure that new buildings in the Downtown District contribute to the pedestrian
character of the Downtown and are compatible in scale with existing buildings. Policies
to implement this goal include D8.1 which states to locate primary facades of buildings
fronting the street at the property line or back side of the sidewalk, however to create a
lively streetscape with places for people to socialize. Moreover, D8.6 states to limit
ground floor uses mostly to active retail. Goal D9 seeks to enhance the quality and
character of the streetscape and urban pattern in the Downtown. Such policies include
D9.1 which states to design streets as integral parts of the urban open space in the
Downtown by encouraging strategies such as widening sidewalks in key locations, and
D9.4 which states to locate active retail space on a pedestrian street facing the sidewalk
at the ground floor. As noted in the preliminary design comments, the ground floor
design should be improved to establish a stronger relationship with the sidewalk. These
LUCE goals and policies should be considered when shaping the proposed project.
The implementation of a Transportation Demand Management (TDM) plan to reduce
vehicle trips in the area and reduce associated parking demand would be consistent
with LUCE Circulation Policy T19.2 which seeks appropriate TDM requirements for new
development. Furthermore, the LUCE's overall land use policies include providing
community benefits for the area, including but not limited to, a transit and circulation
improvement contribution for the downtown that would support Exposition Light Rail
station improvements, and a TDM plan that provides bicycle facilities for hotel
employees.
Council Focus
In summary, the staff recommends that the Council focus on the following project-
related areas:
1) Whether the proposed building mass, size, scale, and street wall design is
appropriate for this location in the downtown area.
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2) Whether the quality of the proposed design is appropriate, given the project's
prominent location /intersection in the Downtown, also considering the project's
street corner design and relationship with the proposed Courtyard Marriott (1554
5th Street) site across the street.
3) Whether the ground floor is adequately designed for this corner lot in the
Downtown, considering the future growth of pedestrian activity upon completion
of the future light -rail station and Colorado Esplanade.
4) Whether the project design is consistent with LUCE policies to enhance the
quality of the streetscape and create an open space environment that
encourages pedestrian activity and interaction.
5) The community benefits that would be appropriate for this project. Staff and the
Commission have articulated some potential community benefits including a
Downtown Transportation and Circulation Infrastructure Improvement
Contribution, a Transportation Demand Management Program including the
overall parking supply, LEEDO Silver Certification, providing a living wage for
hotel employees, and a local hiring provision. The Council should discuss
additional community benefits to be negotiated, given the proposed development.
Community Meeting and Public Input
A community meeting to review the concept plans was held on October 27, 2011 at the
Santa Monica Main Public Library, with 15 members of the public in attendance. An
informative discussion was held as the participants had questions regarding the project
and review process. The participants had questions related to the light rail's impact on
Colorado Avenue and the proposed project, and whether there would be sufficient
parking for guests or surplus parking for the public. The community expressed
concerns with the existing traffic congestion along this portion of Colorado Avenue
adjacent to the project site. Other comments included the possible use of parking off -
site and use of hotel shuttles to reduce parking demand and trips, and managing hotel
guest arrival times during off -peak hours to reduce congestion.
Alternative Actions:
In addition to the recommended action, the Council could consider the following with
respect to the project:
Al. Continue discussion with the applicant regarding additional project options.
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Financial Impacts & Budget Actions
There are no immediate financial or budget impacts associated with the actions
recommended in this report.
Prepared by: Steve Mizokami, Associate Planner
Approved:
b2j A 4'4r�
aviD- d Martin, Director
Planning and Community Development
Attachments:
Forwarded to Council:
Rod Gould
City Manager
A. Preliminary Concept Plans for the Hampton Inn and Suites
B. Summary of December 14, 2011 Planning Commission Discussion
C. Public Correspondence
F: \CityP fanning \Share\Council\2012 \STRP \11DEV -009 (CC Float - Up).doc
IN
ATTACHMENT A
Preliminary Concept Plans for
Hampton Inn &Suites by Hilton
Refer to Concept Plans provided for 11 DEV -010.
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's office and the Libraries.
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ATTACHMENT B
Summary of December 14, 2011
Planning Commission Discussion
The Planning Commission conducted a public hearing on the Courtyard by Marriott and
Hampton Inn & Suites Development Agreement proposals on December 14, 2011. The
Planning Commission voted to recommend that a Development Agreement be formally
initiated, provided that the applicant addressed the Commission's concerns related to
project design, and considered a provision that would provide a living wage for hotel
employees, prior to Council's float -up review of the project. The Commission provided
the following comments and recommendations for staff and City Council consideration:
Historic Resources
1. Courtyard Marriott Site: Potential historic preservation of Midas building should
be analyzed immediately. Adaptive re -use of the building could be considered as
a community benefit (preservation of historic property).
Project Operations
2. Ensure that both hotels remain as mid - ranged priced hotels.
3. Living Wage:, Provide a living wage for hotel employees.
4. Meeting Space: Limit meeting space to local community in efforts to reduce
parking demand and traffic.
Project Design I Concept
5. Design Concept and Ground Floor Uses: The hotel projects must be designed to
accommodate the light rail and Colorado Esplanade projects. Specifically, the
ground floor design and uses should accommodate light rail and Esplanade
pedestrians.
6. Design Concept: Enhance both projects' overall design considering the unique
design context of Santa Monica, and improve the gateway and street corner
presence of each site. The project(s) serves as a gateway for motorists entering
downtown Santa Monica from the 5th Street exit from the adjacent Interstate 10.
The proposed projects should address, through form, shaping the Gateway
opportunity.
7. Design Concept: Differentiate the two building designs; buildings don't
necessarily have to mimic each other, and should have some design
independence while relating. This project is unique in the sense that two
buildings with the same use but separate franchise identities on opposite sides of
the street are proposed. A balance should occur between each building having a
strong individual expression while creating a singular "gateway" destination that
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creates identity and a sense of place in the Downtown. Currently, the two hotels
appear related given the projects are similar in use, building mass, bulk, and
height, sense of proportions, materials, color, setbacks, and design.
8. Design: Improve the ground floor pedestrian- orientated design for both sites.
Ground floor design should include outdoor seating areas for the restaurant /retail
service component and should be designed to activate the sidewalk.
9. Design /Community Benefit: The ground floor design should be improved to
establish a stronger relationship with the sidewalk and pedestrian, including
additional open space for pedestrian access and passive use of the property,
thereby expanding the existing sidewalks along Colorado Avenue and 5th Street,
and at the street corners.
10. Design: Ground floor programming should be oriented to the street. Internal
ground floor hotel operations including offices and other uses that do not activate
the adjacent sidewalk should be relocated to interior spaces. Conversely, active
uses should be located adjacent to the sidewalk. Blank walls at the ground floor
should be avoided.
11. Design: Ground floor should have floor to floor heights of 15' -18'.
12. Design: Design the rooftop outdoor deck area to limit potential noise impacts on
adjacent residential uses.
13. Design: Enhance the facade designs for the elevations along the north property
lines (adjacent to the Step -Up building and Fred Segal park lot) for both projects.
14. Ground Floor Use: Provide ground floor commercial component for both hotels to
activate the street. The type of retail /service use should cater to /support future
light rail passengers and Colorado Esplanade pedestrians such as a cafe, coffee,
food, drink, media, etc. to be consistent with area goals to enhance the overall
pedestrian experience.
15. Site Design: Ensure that the ground floor design does not impact and embraces
the Bike Action Plan's 4t" Street bike paths.
16. Design /Operations: Reduce levels of energy consumption of both hotels.
Consider methods of water reduction /recycling. Proactively research other hotels
in Santa Monica regarding sustainable operations /methods.
17. Design: Project should increase water efficiency, use of reclaimed water (purple
pipe) for these sites.
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Parking I Circulation
18.Courtyard Marriott Driveway Access: Due to future light rail along Colorado
Avenue and anticipated growth of pedestrian activity, the vehicular driveway
should be relocated from Colorado Avenue to 5th Street.
19. Design: Reduce the auto - centric design.
20. Parking: Demonstrate that the proposed number of parking spaces is
appropriate, considering the adjacency of the light rail.
21.Subterranean Garages: Consider connecting the two project subterranean
garages below grade, thereby eliminating the need for vehicular access to the
Courtyard Marriott site due to accessibility concerns with the site. Staff to work
with Public Works and provide input on what would need to occur for this design
to be implemented, and provide any issues /concerns with this design (utilities,
easements, etc.) so the Commission can determine whether this design would be
something to consider.
Community Benefits
22.Community Benefit: Provide a Downtown Transportation and Circulation
Infrastructure Contribution to support a variety of improvements in the downtown
area. The amount should be greater than previous amounts for downtown
projects.
23.TDM Program: Initiate a bike share program.
24.TDM Program: Include provision to provide metro /bus passes for hotel
employees, and include flex -car parking spaces on -site for car - sharing programs.
25.TDM /Operations: Consider use of shuttles for guests to places in Santa Monica
to help reduce vehicular trips in the area.
26. Local Hiring Provision: Include a local hiring provision for both construction
workers and hotel employees.
Other Comments
27.ARB Review: Consider a courtesy review of the project by ARB prior to formal
hearings by PC and CC.
28.Timing of Construction: Timing of construction considering the light rail and
esplanade improvements, is a concern.
29. Building Height Comparison /Analysis: Provide building height analysis /graphics
and show relationship between the project and other buildings in the area, and
include code requirements VS. proposed building heights analysis.
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ATTACHMENT C
PUBLIC CORRESPONDENCE
No public correspondence has been provided at this time.
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